New Farm QLD Property Investment

THE MARKET

Median house price in New Farm sits at $2,000,000 with 24 days on market and a 1.0% vacancy rate. This is a tight rental market right now.

- **Median house:** $2,000,000 | **Units:** $997,500 - **Gross yield:** 1.9% | **Net yield:** 0.4% - **5yr price CAGR:** -14.6%/yr | **3yr forecast:** -16.5%/yr - **Population:** 12,800 | **Owner-occupier rate:** 35% | **Affluence:** Very High

- **Supply pipeline:** Moderate — Development activity consistent with long-term averages

RENTAL SNAPSHOT

- **Vacancy:** 1.0% (worsening) | **Rental demand:** Very High - **Median weekly rent:** $720/wk | **Days on market:** 24 (improving) - Landlord market — rents likely to keep rising.

SHORT-TERM RENTAL

- **Median nightly rate:** $220/night | **Occupancy:** 72% - **Estimated annual STR gross:** ~$57,816/yr - **vs long-term rent:** $37,440/yr (+54% STR premium — factor in higher management costs)

INFRASTRUCTURE & CATALYSTS

- No major confirmed infrastructure projects on record. - **Transport:** Well-connected inner-city location

BULL CASE

If New Farm maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $2,300,000 within 3 years with yields compressing slightly as capital values rise.

BEAR CASE

A market correction or interest rate shock could see prices in New Farm pull back 10-15% from $2,000,000, with vacancy rising to 1.8% and rental yields softening as tenants gain leverage.

KEY RISKS

- Negative price growth suggests a softening market

COMPARABLE MARKETS

- **Alderley** (QLD): $1,700,000 median, 2.0% yield, 21.8% 1yr growth - **Alexandra Headland** (QLD): $1,400,000 median, 2.8% yield, -17.9% 1yr growth - **Ascot** (QLD): $2,600,000 median, 1.7% yield, 15.2% 1yr growth

THE PLAY

New Farm presents a compelling investment opportunity. The combination of solid fundamentals and very high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 1.9% and prioritise properties with value-add potential. Consider timing entry around the current trough phase of the market cycle.

- Entry range: $1,800,000 – $2,200,000 - Minimum gross yield to target: 4.5% - Watch signal: vacancy staying below 2% and days on market holding under 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.